The subject property is located at the northwest corner of Ridgeview Drive and Alma Drive. To the west of the subject property is Planned Development PD No. 135 Corridor Commercial CC. To the south of the subject property is Planned Development PD No. 98 Single Family Residential 5 R-5, Single Family Residential 7 R-7, Townhome TH, and Local Retail LR. To the east of the subject property is Planned Development PD No. 134 Mixed Use MIX. To the north of subject property across State Highway 121 is within the City of McKinney municipal boundaries.

The subject property is currently zoned Planned Development PD No. 98 Corridor Commercial CC, Planned Development PD No. 72 Corridor Commercial CC, and Commercial Corridor CC. The applicant is proposing to develop an urban style mixed used development using development standards that will permit a number of vertically and horizontally integrated uses.

The Development Regulations will be the primary guiding document regarding the proposed development of this property. Below is a summary of each of the main sections of the Development Regulations.

• Section 1: Planned Development Structure - This section outlines the structure of the planned development, including the main topics that are covered. The main subsections are detailed below.
• Section 1.A. Concept Plan Established - This section identifies the Concept Plan (Appendix 3) that will serve as the guiding master plan per se for the development.
• Section 1.B. Character Areas - The character areas are defined in this Section by explaining the overarching design intent as well as linking them with a base zoning district.
• Section 1.C. Permitted Uses - This section references the associated use table in Appendix 4 and is structured similarly to the uses as currently outlined in the ALDC.
• Section 1.D. Residential Development Standards - This section provided development standards specific to only residential product types.
• Section 1.E. Street Types and Transportation Network - This section provides a high-level discussion regarding the classification and hierarchy of streets within the proposed development. It references Appendix 5 for further details.
• Section 1.F. Parks, Open Space and Trails - This section comprehensively details the provision of parks and open space within the development.
• Section 1.G. Tree Mitigation - This section provides direction regarding tree mitigation within the proposed development, more specifically the timing of requirements as this property develops in a phased approach.
• Section 2: Site and Lot Standards - This first portion of this Section (Sections 2.A through 2.E) details the various property development regulations. Sections 2.A through 2.E are listed below without further commentary as they are fairly typical standards.
• Section 2.A. Block Length
• Section 2.B. Building Height Section
• Section 2.C. Setback and Yard Standards
• Section 2.D. Parking Standards
• Section 2.E. Building Design Standards
• Section 2.F. Streetscape Standards - This section begins to build upon Section 1.E. by adding more detailed standards associated with establishing the pedestrian realm.
• Section 2.G. Temporary Use and Special Events Uses - This section provides the standards for regulating Temporary Uses and Special Events that would be associated with this development.
• Section 2.H. Phasing - There is language in this section regarding the phasing of different uses, more particularly that of urban residential uses. Below is a summary of this phasing schedule:
  • Initial Phase - A total of 400 urban residential units may be constructed at the onset of this development.
  • Second Phase - Prior to building the next phase of 400 urban residential units, building permits must be secured for 125,000 square feet of office and a minimum of 1.5 acres of open space improvements must be complete.
  • Third Phase - Prior to the next phase of 400 urban residential units, a certificate of occupancy must be secured for the aforementioned 125,000 square foot office building.
  • Fourth Phase - Prior to the next phase of 400 urban residential units, building permits must be secured for an additional 50,000 square feet of office.
• Section 2.I. Detention and Drainage Network - This section addresses the detention and drainage standards that are specific to this development.
• Section 2.J. Screening Adjacent to Ridgeview Drive - This section provides two options for screening alternatives adjacent to Ridgeview Drive with the first option incorporating a masonry wall as the primary means and the second option incorporating increased landscaping in lieu of a masonry wall.
• Section 3: Administration - This section provides the regulations associated with administrative oversight including which Site Plan and Concept Plan approvals are delegated to a staff-level and which approvals would require approval from City Council.

The Development Regulations contain a number of appendices that collectively govern the proposed development. Below is a summary of each of these documents.

• Appendix 1: Boundary Description of The Property - This exhibit provides the metes and bounds legal description of the entire property that is governed by these regulations.
• Appendix 2: Zoning Exhibit - This exhibit is the visual representation of the boundaries of the three separate tracts that comprise this zoning request.
• Appendix 3: Concept Plan - This exhibit serves as a master plan for the development and includes several areas that inform the Development Regulations. The street network, block pattern and conceptual locations of buildings are clearly identified on this plan. While there is some flexibility regarding the ultimate location of buildings on the site, any development will generally conform with this plan.
• Appendix 4: Schedule of Uses - This exhibit provides a schedule of permitted uses similar to what is included in Section 4.20 of the Allen Land Development Code (ALDC).
• Appendix 5: Street Sections - This exhibit shows the different cross sections that could be applied. The intent is not to use all of these sections, but to have them available depending upon the development that is proposed. It should be noted that these sections depict dimensions from building façade to building façade, as well as showing the proposed locations of underground utilities.
• Appendix 6: Open Space Plan - This exhibit depicts the main parks and open space components. The project consists of two primary larger open spaces within one open space area located in the Residential Neighborhood Character Area and the other located in the Mixed-Use Character Area.
• Appendix 7: Ridgeview Drive Conceptual Landscape Plan -
• Appendix 8: Phasing Plan - This exhibit shows what would be intended to be developed with Phase 1. However, it should be noted that the standards in Section 2.H. of the Development regulations would further regulate and/or limit the timing of different land uses within the development.
• Appendix 9: Character Area Plan - This exhibit is a visual representation of the three different Character Areas--Neighborhood Retail, Residential Neighborhood, and Mixed-Use.

The regulations as detailed above are framed around the implementation of a form-based code and are meant to provide the specificity necessary to ensure high quality development with flexibility in the ultimate layout of the components of the development.

The request has been reviewed by the Technical Review Committee.

On February 4, 2020, the Planning and Zoning Commission recommended approval of the request.

LEGAL NOTICES

Public Hearing Sign - January 17, 2020
Public Hearing Letters - January 17, 2020
Newspaper Notice - January 23, 2020

Staff recommends approval.

I make a motion to adopt Ordinance No. ___________ to establish Planned Development PD No. 142 with a base zoning Mixed Use "MIX" and adopt Development Regulations, Zoning Exhibit, Concept Plan, Street Sections, Open Space Plan, Ridgeview Drive Conceptual Landscape Plan, and Character Area Plan for a property generally located north of Ridgeview Drive, west of Alma Drive, and south of State Highway 121.